Sagging Floors in Denver: What to Know

Overview

Floors that dip, bounce or slope can be unsettling. In homes with a crawl space, the cause is often below the floor: undersized or damaged joists, beams that span too far, posts that have settled or rotted, or supports that were never installed where they were needed.

Moisture plays a role in many cases. Wood that stays damp for years can weaken, and footings under support posts can settle when soil gets wet. Previous remodeling, such as removing a wall above, can also shift loads in ways the original framing was not designed for.

Repair approaches range from adding adjustable steel support posts and new footings, to sistering or replacing damaged joists, to adding a supplemental beam. Lifting is usually done gradually to avoid cracking finishes above. A structural engineer may be involved for more significant issues.

What to expect, step by step

Inspecting floors above for slope, bounce and cracking in walls or tile.
Inspecting the crawl space framing, posts, beams and footings.
Checking moisture levels in wood and soil.
Recommending repairs, which may include new posts, footings, beams or joist reinforcement.
Addressing moisture so the problem does not return.

Things worth considering

Lifting floors can cause drywall or tile cracks above. Ask how lifting will be done.
Permits may be required for structural repairs. Ask who obtains them.
Some repairs benefit from a structural engineer's design, especially where loads have changed.
Adjustable posts should sit on adequate footings, not just on soil or a thin pad.
Moisture is a common root cause. Fixing supports without addressing it may only buy time.

Local notes for Denver

Parts of Colorado's Front Range are known for expansive clay soils and claystone bedrock that swell when wet and shrink as they dry. That movement can affect foundations, basement slabs, driveways and sidewalks, and it is one reason many local homes are built with deep foundations or floating basement slabs.

Front Range weather brings freeze-thaw cycles, spring snowmelt and summer storms. Keeping water away from the foundation with working gutters, extended downspouts, grading that slopes away from the house and careful irrigation near the foundation is a common first step before or alongside any repair.

We take inquiries from Denver, Aurora, Lakewood, Littleton, Arvada, Westminster.

What to have ready

Note the age of the home and whether it has a basement, crawl space or slab.
Mention any doors or windows that stick, no longer latch or show new gaps.
Note when you first noticed the problem and whether it seems to be getting worse.
Take photos of cracks, gaps, sloping floors or sunken slabs, with a tape measure or coin in frame for scale.
Have any inspection or engineer reports handy, such as from a home purchase.

Signs to slow down

Unwillingness to explain the cause of the problem before recommending repairs.
Pressure to sign the same day, or claims that a discount disappears if you wait.
Recommending major structural repairs without looking at drainage and grading.
Large up-front payments demanded before any work begins.
Refusal to let you get a second opinion or an engineer's review.

Questions to ask a provider

What do you think is causing my floors to sag?
What footings will the new supports sit on?
Is a permit needed, and who obtains it?
Will a structural engineer be involved?
Do you recommend new posts, beams or joist reinforcement, and why?

Sagging Floors in Denver